CITY OF MURRIETA - File #: 23-270

Date	Ver.	Action By	Action	Result	Action Details	Meeting Details	Video
10/3/2023	1	City Council			Not available	Meeting details	Video
10/3/2023	1	City Council			Not available	Meeting details	Video

TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL

FROM: David Chantarangsu, AICP - Development Services Director

PREPARED BY: Aaron Rintamaki, Associate Planner

SUBJECT: Revised Permit 2021-2429, Tentative Tract Map 2021-2428, Master
Development Plan 2021-2430 Ivy House

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RECOMMENDATION

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Conduct a Public Hearing;

Consider and approve the Addendum to the Mitigated Negative Declaration pursuant to the California Environmental Quality Act Guidelines (Cal. Code Regs. Title 14) Section 15164;

Introduce and conduct the first reading of Ordinance No. 597-23 entitled: An Ordinance of the City Council of the City of Murrieta, California, Approving and Adopting Amended Master Development Plan Mdp-2021-2430 on a 22-Acre Site to be Developed with 62 Single-Family Detached Lots with Related Improvements for Circulation, Infrastructure, and Murrieta Creek Located East of Murrieta Creek, West of New Clay Avenue, and South of “B” Street within the Residential Single-Family 1 (RS-1) Zone of the Downtown Murrieta Specific Plan (DMSP) Area (APN’s 906-193-001, 906-200-001, 002, 906-212-001, 906-221-001,002); and

Adopt Resolution No. 23-4707 entitled: A Resolution of the City Council of the City of Murrieta Approving the Environmental Determination, Amended Master Development Plan 2021-2430, Revised Tentative Tract Map 2021-2428, and Revised Development Plan Permit 2021-2429 for Ivy House, a 22-Acre Site to be Developed with 62 Single-Family Detached Lots and Related Improvements for Circulation, Infrastructure, and Murrieta Creek Drainage Channel Located East of Murrieta Creek, West of New Clay Avenue, and South of “B” Street within the Residential Single-Family 1 (RS-1) Zone of the Downtown Murrieta Specific Plan Area.

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PRIOR ACTION/VOTE

On May 6, 2008, the City Council introduced an ordinance to adopt Master Development Plan MDP-006-1884 and adopt Resolution No. 08-1994 approving a Tenative Tract Map TTM-005-1824 and implementing Development Plan DP0-005-1825 (Vote 5-0).

On January 15, 2019, the Housing Authority provided direction to appraise and dispose of 42310 B Street (Property) pursuant to Health and Safety Code Section 34176.1 (Dissolution of Redevelopment Agencies).

On July 21, 2020, the Housing Authority approved a Purchase and Sale Agreement with Diversified Pacific (Applicant) for the Property, which was then fully executed by all parties on July 28, 2020. Subsequently, escrow closed on February 18, 2022, completing the disposition of the Property by the City (Vote:5-0).

On October 5, 2021, the City Council adopted Housing Authority Resolution No. 2021-34 allowing for the execution of SCIP Preliminary Application for CSCDA financing for improvements associated with the residential development of the Property (Vote: 5-0).

On June 14, 2023, the Planning Commission held a public hearing and recommended that the City Council adopt an Addendum to the MND and approve Revised Permit 2021-2429, Revised Tentative Tract Map 2021-2428, and an amended Master Development Plan 2021-2430 through Planning Commission Resolution No. PC-2023-07, (Vote: 5-0).

CITY COUNCIL GOAL

Aggressively pursue economic development.

BACKGROUND

On May 6, 2008, the City Council approved a residential development for this site consisting of a Master Development Plan (MDP) 2006-1884, Development Plan (DP-005-1825), and Tentative Tract Map 34439

(TTM-005-1824) called Ivy House. The 2008, project consisted of a 60-lot subdivision, a Development Plan for the construction of the site, and a Master Development Plan establishing the number of lots, minimum lot size, minimum setbacks, and design parameters for any development in the described area. The 2008 approval has remained valid as a result of numerous extensions the state provided to projects that include tentative tract maps. The 2008, project approvals are valid until January 2026.

The City of Murrieta’s (City) Redevelopment Agency purchased the land when it became available in August 2010. Subsequently, it became an asset of the City’s Housing Authority as the City’s Successor Agency when the state dissolved redevelopment agencies in 2013. The City then determined in 2019, that the Property was to be disposed of, with the proceeds from the sale going to the development of affordable housing on the City’s Adams Avenue property, which is currently under construction.

The revisions proposed for this project by the Applicant are subject to the Downtown Murrieta Specific Plan (DMSP). The changes to the project consist of a revised map for reconfiguration of the lots, resulting in a change from 60 lots to 62 lots. The development of 62 single-family homes may also result in 62 Accessory Dwelling Units (ADUs) subject to the development standards of the amended MDP and designed to reflect the architectural styles envisioned by the DMSP, and a multipurpose trail on the approximately 21.96 acres gross project site (approximately 13.23 acres net). Staff notes that ADUs may or may not be developed on each lot depending on the preference of the buyer. Proposed floor plans provide buyers with the option to maintain a single-family home or include an ADU with a few interior modifications to the floor plan. The proposal is hereinafter referred to as the “Project.”

The General Plan Economic Development Element expresses a desire for a revitalized and economically stable Historic Downtown Murrieta and provides for consideration of opportunities for the development of higher-density residential uses to support commercial development within the Historic Downtown. The Project preserves and dedicates natural resources related to Murrieta Creek and implements several components of the site design and architectural standards identified in the DMSP, such as landscaped parkways, street trees for each lot, alleys with alley-loaded garages, and front porches.

Planning goals and policies for the DMSP are found in Section 3.4 of the plan. Goal 2 seeks to develop a land use pattern that respects and incorporates the City’s history and that provides opportunities for a variety of uses within a pedestrian-friendly environment. The plan provides for an integrated network of residential, park, business, and civic-related uses. The Project is the first single-family residential proposal within the new DMSP land use pattern to further facilitate the implementation of the plan to bring more residents within walking distance of the businesses along Washington Avenue. Polices in Section 3.4 are specific actions that direct the City on how to reach its goals.

The Project would implement the following policies:

1. Create appropriate land use planning areas and ensure that standards emphasize the compatibility of uses. The Project is located within the residential planning area established by the DMSP and would be compatible with existing residential uses surrounding the site.

2. Provide for residential land uses that help achieve a “downtown” atmosphere. The Project is implementing the DMSP by proposing housing in an established residential land use location that complies with the density envisioned by the DMSP, contributing towards achieving the downtown atmosphere.

3. Provide development regulations and design guidelines that clearly identify the City’s expectations for high-quality development to ensure that new development is consistent with a “downtown” scale and character. The Project is implementing DMSP design guidelines through the site design, proposed architectural elevations, and the revised MDP, ensuring high-quality development.

4. Provide housing options, ranging from single-family and multi-family residential development, in different settings. This Project will add additional housing options within the DMSP located adjacent to Murrieta Creek within a residential setting.

5. Encourage housing that is within proximity to commercial and employment-related uses. The Project site location is situated less than four city blocks (1,250 feet) away from the commercial and employment-related uses along Washington Avenue, all within walking distance from the new residential homes. The Project implements these policies through its location and design, and through the implementation of the amended MDP.

For Murrieta, the Downtown is associated with community desires to have a destination where people have opportunities to live, work, and shop in an environment that creates a feeling of cohesiveness and compactness - a place that encourages pedestrians to stroll tree-lined streets, shop in stores, and dine. This is the design approach created for the City’s Downtown through the DMSP, where land use planning and development standards establish policies to create a series of neighborhoods working together to develop the area as a vibrant destination. The DMSP allows for a density of up to 5 units per acre for properties zoned RS-1. The 62 residential lots represent an overall density of 3.5 du/ac based on a gross area of 22 acres, which is within the designated density range. Lot sizes for the Project range from 5,200 square feet to 9,530 square feet, with typical lot sizes falling within a range of approximately 5,000-6,000 square feet.

The graphic to the right depicts the proximity of the Project to the future Pioneer Park site, local businesses along Washington Avenue, and Town Square Park. The Project will provide new housing within walking distance (1/4 mile) of the business corridor along Washington Avenue and promote a pedestrian-oriented design. On-site pedestrian amenities, including benches and trash receptacles along walkways, have been incorporated into the Project and are shown on the preliminary landscape plan.

The amended MDP will set a separate standard from the DMSP to allow the Project to exceed the maximum lot coverage and reduce setbacks, which enables greater preservation of natural features on the site, including Murrieta Creek and the future dedication of land for a Murrieta Creek improvement project. Approximately 40 percent of the Property will be dedicated as open space for natural drainage, wildlife connectors, conservation, open space, and water quality management improvements. As part of the Project improvements, the developer must install an interim multi-use trail between the northerly and southerly boundaries of the site.

The proposed home elevations provide a quality style and architecture for the Project and this part of the DMSP. The architectural themes of the DMSP are intended to establish a “stylistic realm” within which various projects are to be designed. The Project has incorporated the required Craftsman, Spanish Colonial Revival, and American Mercantile architectural styles through building massing, design, and building placement oriented to form a distinctive streetscape that establishes an attractive frontage for New Clay Street between Ivy and B Streets. The Project is consistent with the off-street parking requirements of the DMSP and the Development Code by providing two enclosed parking spaces per dwelling unit and one additional parking space for each ADU.

Access to the Project will be taken from New Clay Avenue from the east, north, and south and B Street from the west. These improvements require New Clay Street frontage to be improved to a half width of 50 feet centerline to right-of-way, and B Street frontage will be improved to a half width of 40 feet centerline to right-of-way per the DMSP. The proposed subdivision includes segments of four public streets and three private alleys. All interior streets will be improved per City Standard Drawing 106 (Local Street). The street sections reflect improvements consistent with City standards in the DMSP.

The Property is adjacent to Murrieta Creek and is shown within a Federal Emergency Management Agency (FEMA) flood zone in the General Plan Safety Element. The Project has been conditioned to process a Conditional Letter of Map Revision (CLOMR) with FEMA to remove the required areas of the Project from the flood zone before grading permit approval.

Planning Commission

The Project was considered for recommendation by the Planning Commission at a public hearing. A notice of hearing was sent to adjacent property owners within a 300’ radius of the Project, the newspaper, and the site posted with signs. During the public notice period for the hearing, no public comments (written, in person, or via phone) were received. On June 14, 2023, the Commission heard during the public comment period of the hearing that seven speakers presented their concerns about the Project. Four of the speakers were in opposition to the Project, and three speakers were neutral. The issues raised included the following:

Issues:

1. Proposed homes being too close to one another;

2. Increased traffic on B Street with no stop-signs from the intersection of B Street and New Clay to Washington Street to control speeding;

3. Additional water required to serve homes;

4. The cumulative Project impact on existing flood-zone conditions to surrounding homes;

5. The lack of sidewalks along the route to school for future residents; and

6. Increased crime with homeless coming from the adjacent creek impacting the new neighborhood the Project creates.

Staff is able to provide the following responses to the public comments presented to the Planning Commission:

Response 1

The Property is zoned RS-1 within the DMSP, which allows for a density of up to 5 dwelling units per acre (du/ac). The 62 residential lots represent an overall density of 3.5 du/ac, which is below the maximum density and within the density range allowed by the plan. The five-foot side yard setbacks are necessary to achieve the density allowed by this zone.

Response 2

Stop signs are installed to establish right-of-way at an intersection and not to control speeding. The California Manual on Uniform Traffic Control Devices (CA MUTCD) identifies warrants that must be met to install an all-way stop. The Project was not conditioned to install additional stop signs along B Street because it did not meet the warrants identified in the CA MUTCD. Placing stop signs at intersections that do not meet technical requirements for placement creates unintended consequences that impact pedestrian safety, result in speeding, and more ambient noise.

Response 3

The new homes will receive water and sewer service through Western Municipal Water District (WMWD). The Project involves localized infrastructure improvements and connections to accommodate site development. The Project would be required to pay fees to accommodate infrastructure improvements for water and sewer. WMWD relies upon projected population and growth rate projections as determined by land use policies in the general plan, ensuring that adequate supplies are planned for existing and future water users. WMWD has signed the required availability letters to provide the necessary services.

Response 4

The Project does not exacerbate the current FEMA flood zone conditions in the area. The Project is processing a CLOMR, removing the area to be developed from a flood plain. The Project improvements will collect water runoff on New Clay and direct it into culverts and modular wetland systems and into Murrieta Creek. This approach intercepts water runoff at the Project frontage that would otherwise sheet flow south and east to surrounding properties.

Response 5

The Project will construct the sidewalks fronting the Property. For offsite sidewalks from the Project site to a route to school, the City continues to look for opportunities for grants from Safe Routes to School to create safe and healthy walking experiences.

Response 6

The Murrieta Police Department provides police protection services. Besides responding to incidents involving safety and law enforcement, the Police Department actively promotes safety through education programs, community partnerships, and providing advice on incorporating Crime Prevention through environmental design principles into development projects. The City has been successful in providing funding to local organizations for providing shelter and services to individuals that may experience homelessness. The City is a co-founder of the Regional Homeless Alliance, a collaboration of five cities that coordinate homeless services. Within the Murrieta Police Department, a Community Behavioral Assessment Team pairs a licensed clinical social worker with an officer specially trained in mental health issues to provide services, including to homeless individuals. These services are available to homeless residents who may be located on the Project site now or in the future.

During the Commission hearing, some Commissioners also noted concerns about safety regarding the lighting of home addresses to identify each home on the alleyway and the public street and lighting in the alleyways to increase visibility and safety. The Planning Commission (PC) concluded the public hearing and recommended the City Council's approval of the Project via Resolution (Attachment 4) with the provision that staff work with the Applicant to address alleyway lighting and lighted addresses on the front and back of the home. Staff has worked with the Applicant and has added conditions of approval to address alleyway lighting and lighting of home addresses on the front and rear of the homes (Attachment 2, COA #’s 44-46).

Department Recommendation

The Development Services Department recommends approval of the proposed Project. Attachment 1 introduces Ordinance No. 597-23 to amend the MDP for the Project. Attachment 2 is the resolution to approve the Project. Additional information is available in staff’s report to the PC (Attachment 5).

Environmental Determination

An addendum to the previously certified MND was prepared in compliance with CEQA Guidelines Sections 15162 and 15164. The revised Project will not result in any changes that will require substantial revisions to the adopted MND due to the involvement of new significant environmental effects or an increase in the severity of any previously identified significant effects; there have been no new substantial changes in the circumstances under which the Project was undertaken which will require major revisions of the previous certified MND; and there is no new information of substantial importance. The Project is subject to the previous Mitigation Measures identified in the Monitoring and Reporting Program (MMRP) (see Attachment 7).

Noticing

The Project was noticed in compliance with Section 16.76 of the Development Code. The City mailed notices to property owners within a 300-foot radius, and advertised in the newspaper a minimum of 10 days prior to the hearing.

FISCAL IMPACT

The Project will result in an increase in the City’s population consistent with the General Plan. Demand for City services will increase proportionately with the increase in population. Property taxes, sales tax, and other cost recovery efforts used by the City may help recover some, but not all of the costs associated with providing services to new residents.

ATTACHMENTS

1. Ordinance No. 597-23

2. Resolution No. 23-4707

3. Vicinity Map

4. Planning Commission Resolution

5. Planning Commission Staff Report (June 14, 2023 - without attachments)

6. Project Plans (Architecture, Landscape, MDP/Map/Grading)

7. CEQA (Addendum, Initial Study, MMRP, Notice of Determination)